MARKET PULSE REPORT
Is the market patient or in retreat?
Patient, not in retreat. In July, Puerto Vallarta’s sellers said more by staying silent than any headline could. New condo listings fell 59% from a year ago, and new house listings fell 44%. Fewer owners are testing the market. That is not retreat, it is patience, and it is reshaping supply in both segments at once.
The condo segment: thinning from both ends
Condos show it clearest. Active condo inventory dropped 15.4% year over year to 2,801 units, even as sales slowed too: 69 closed in July against 86 a year ago, a 19.8% decline. Year to date, condo sales are down further still, 601 closings against 800 a year ago, a 24.9% decline, so July’s dip is part of a longer pattern, not a one-month blip. With less coming to market and less going under contract, the segment is thinning from both ends.
Pricing tells a two-speed story. Median sale price dipped 8.1% for the month to $337,850, yet year to date it is up 7.8% to $396,240. Average days on market stretched to 278, up 13.5%. Read together, this looks like a market where well-priced condos still move, while the rest wait longer for the right buyer.
| Condo metric | July 2026 | Change vs a year ago |
|---|---|---|
| New listings | Fewer owners listing | Down 59% |
| Active inventory | 2,801 units | Down 15.4% |
| Closed sales (month) | 69 (vs 86) | Down 19.8% |
| Closed sales (year to date) | 601 (vs 800) | Down 24.9% |
| Median sale price (month) | $337,850 | Down 8.1% |
| Median sale price (year to date) | $396,240 | Up 7.8% |
| Average days on market | 278 days | Up 13.5% |
| Median list price | Still climbing | Up 3.9% |
| Pending sales (month) | Softer | Down 31.6% |
The house segment: more choice, and real luxury momentum
Houses are moving in the opposite direction. Active listings jumped 24.7% year over year to 748, the largest inventory build in the market. Sales held closer to flat, down 13.8% to 25 for the month, while median days on market stretched to 254, up 35.8%. Buyers have more to choose from, and more time to choose it.
Pricing moved sharply this month: median sale price rose 35.7% to $555,000, driven largely by luxury activity. Three homes closed between $2 million and $3 million in July, against zero a year ago, and active listings above $2 million climbed 36.5% year over year, to 86 properties from 63. Year to date, though, median sale price is still down 5.3%, a reminder that one strong month does not erase a slower spring. Year-to-date pending sales tell a gentler story too, down just 6.2%, hinting that July’s slowdown may be more seasonal than structural.
| House metric | July 2026 | Change vs a year ago |
|---|---|---|
| New listings | Fewer owners listing | Down 44% |
| Active inventory | 748 (largest build in the market) | Up 24.7% |
| Closed sales (month) | 25 | Down 13.8% |
| Median days on market | 254 days | Up 35.8% |
| Median sale price (month) | $555,000 | Up 35.7% |
| Sales from $2M to $3M (month) | 3 homes | Up from 0 |
| Active listings above $2M | 86 (from 63) | Up 36.5% |
| Median sale price (year to date) | Below last year | Down 5.3% |
| Pending sales (year to date) | Nearly flat | Down 6.2% |
| Median list price | Still climbing | Up 3.2% |
Pending sales: the clearest forward look
Pending sales, the clearest forward look available, softened in both segments. Condo pendings fell 31.6% for the month and house pendings fell 39.1%, pointing to a quieter close to summer before the fall season typically picks up. Yet list prices kept climbing everywhere: condo median list price is up 3.9%, house median list price up 3.2%. Sellers still believe in this market. Buyers are asking them to prove it, one closing at a time.
What this means for you
This is exactly the environment where market intelligence earns its keep. Absorption, velocity, and days on market tell a different story than list price alone. That difference is where good decisions get made: a listing priced to sell in weeks instead of months, an offer built on real numbers instead of guesswork.
Coldwell Banker La Costa Realty has read this market daily since 1986. If you are weighing a move in Banderas Bay this year, a condo, a house, or the luxury segment now showing real early momentum, we will show you the numbers behind the view. You can start with our Puerto Vallarta homes for sale and Riviera Nayarit listings.
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Frequently asked questions
Is the Puerto Vallarta real estate market slowing down in 2026?
Activity softened in July, with condo sales down 19.8% and house sales down 13.8% year over year. But new listings fell even faster, down 59% for condos and 44% for houses, so the picture reads as patient sellers holding back supply rather than a market in retreat.
Are condo prices falling in Puerto Vallarta?
Median condo sale price dipped 8.1% for the month to $337,850, yet year to date it is up 7.8% to $396,240. Well-priced condos still sell, while others now wait longer, with average days on market at 278.
What is happening with luxury homes in Banderas Bay?
Luxury led July. Median house sale price rose 35.7% to $555,000, three homes closed between $2 million and $3 million against zero a year ago, and active listings above $2 million climbed 36.5% to 86 properties.
Is now a good time to buy a house in Puerto Vallarta?
Buyers have more room than they have had in a while. House inventory is the largest build in the market at 748 active listings, up 24.7%, and homes are taking longer to sell at a median of 254 days, which means more choice and more time to negotiate.
Houses or condos: which segment is stronger right now?
They are moving in opposite directions. Condo inventory is thinning, down 15.4% to 2,801 units, while house inventory is building, up 24.7% to 748. That gives condo sellers relatively more leverage and house buyers relatively more choice.
Coldwell Banker La Costa Realty fully supports the principles of the Equal Opportunity Act and the Fair Housing Act. Each office is independently owned and operated. Agents are AMPI-certified. This article is informational and not legal, tax, or financial advice. Market data reflects July 2026 and conditions change over time.